It is possible for foreign natural persons to acquire homes, business premises, land or other real estate in Türkiye. However, the transaction does not consist merely of paying a sale price and signing at the land registry. The buyer's nationality, the location of the property, the area limits, the title deed and zoning status, the valuation report, the foreign currency purchase certificate, the payment documents, any citizenship or residence purpose, and the official form of the sale must be assessed together.
Under Article 35 of the Title Deed Law No. 2644, citizens of the countries determined by the President may acquire real estate and limited real rights of an independent and permanent nature in Türkiye, provided they comply with the statutory limitations. Having a residence permit in Türkiye is not a general precondition for a foreign buyer to purchase real estate. On the other hand, buying real estate does not by itself give rise to a residence permit or Turkish citizenship; those outcomes are subject to separate legislation and separate conditions.
This guide systematically explains, as of 2026, the legal and practical steps that foreign natural persons should follow when acquiring real estate in Türkiye, particularly in terms of title deed checks, valuation, the foreign currency purchase certificate, bank payment, notary and land registry procedures, taxes, residence permits, citizenship by investment and transaction security.
Short answer: A foreign person can buy a home or other real estate in Türkiye if his or her nationality is among the countries whose citizens are permitted to acquire, and the property is not subject to statutory or administrative restrictions. A residence permit is not required. However, before the sale a title deed and zoning review should be carried out, the current valuation and foreign currency rules must be complied with, payment must be made through a traceable bank channel, and ownership must be registered in the buyer's name by an official procedure.
1. Can a Foreign Person Buy a Home in Türkiye?
1.1. The general rule
Yes. Foreign natural persons may acquire real estate in Türkiye under Article 35 of the Title Deed Law No. 2644 and within the limits provided by law. Besides buying a home or villa, business premises, land, fields and real estate of other kinds may also come into question, provided they are legally open to acquisition.
However, the first check is not the price of the chosen home or the seller's statement, but whether the buyer's nationality and the location of the property are suitable for acquisition. For citizens of some countries, acquisition may be wholly or partly restricted; in addition, there may be special prohibitions or restrictions on foreign acquisition in certain geographical areas.
1.2. Is the reciprocity requirement still applied?
No. After the amendment made by Law No. 6302 in 2012, the reciprocity requirement in its old sense was abolished for the acquisition of real estate by foreign natural persons. The current system operates on the basis of the citizens of the countries determined by the President and statutory and administrative limitations.
For this reason, the explanation found in old sources that "a foreigner can buy real estate in Türkiye provided Turkish citizens can buy real estate in that country" does not reflect the general rule in current law.
1.3. Can a home be bought in Türkiye without a residence permit?
Yes. There is, in general, no obligation to obtain a residence permit beforehand in order to acquire real estate. A foreign national may buy real estate even without a valid residence permit in Türkiye, provided the other conditions of acquisition are met.
However, a foreign national who wishes to stay in Türkiye for a long time must separately comply with the provisions on visas, visa exemption, residence permits or work permits, independently of ownership of real estate.
1.4. Can citizens of every foreign country buy real estate on the same terms?
No. Different restrictions may arise depending on nationality, the region where the property is located and the nature of the property. Before the intention to buy is finalised and before a deposit or any significant payment is made, suitability for acquisition by nationality should be confirmed through official channels.
In practice, the safest method is to check, before the transaction, the current acquisition conditions for the buyer's nationality and the location of the property through the General Directorate of Land Registry and Cadastre (TKGM) / the land registry directorate.
2. Legal Basis and Basic Limits of Foreigners' Acquisition of Real Estate
2.1. Article 35 of the Title Deed Law No. 2644
Under Article 35 of the Title Deed Law, foreign natural persons may acquire real estate and limited real rights in Türkiye, provided they comply with the statutory limitations and are among the citizens of the countries determined by the President.
2.2. The nationwide 30-hectare limit
The total area of the real estate and the limited real rights of an independent and permanent nature that a foreign natural person may acquire across Türkiye cannot, as a rule, exceed 30 hectares. The President has the power to increase this amount up to twofold.
This limit is assessed not for a single property but for the foreign natural person's total acquisitions in Türkiye.
2.3. The limit of 10 percent of the district's surface area
The total area of the real estate and limited real rights of an independent and permanent nature acquired by foreign natural persons cannot exceed 10 percent of the area of the relevant district that is subject to private ownership.
Beyond the acquisitions made by the buyer alone, this limit is a public-law restriction applied to the total of foreign acquisitions in the relevant district. Where the limit has been reached, the fact that a property is saleable under private law may not be enough for it to be transferred to a foreigner.
2.4. The President's power to restrict and suspend
Where the interests of the country require, the President may determine, restrict, partially or wholly suspend, or prohibit the acquisition of real estate by foreign natural persons and the relevant foreign legal entities in terms of country, person, geographical region, period, number, ratio, type, nature, surface area and amount.
For this reason, for foreign buyers the information that "a person from the same country bought a house here before" is not sufficient assurance on its own. The current administrative position on the date of the transaction must be taken as the basis.
2.5. Military prohibited zones, security and strategic areas
Foreign acquisition may be restricted or may not be possible in military prohibited zones, military security zones, strategic areas and special security zones. In the current system, the relevant coordinate and zone data are used electronically among public institutions.
The buyer should not interpret the fact that a property is in a tourist area or a city centre as meaning that it is "open to acquisition". The official check before the title deed transaction is decisive.
2.6. The two-year project obligation for undeveloped real estate
For undeveloped real estate purchased by foreign natural persons, the project to be developed must be submitted to the relevant Ministry for approval within two years. The start and finish periods of the approved project are determined, and the project is recorded in the declarations section of the land registry.
Why is the project obligation important?
An approach of "I bought the title deed, I will use it whenever I like" is risky for a foreigner who buys land or a field. Use contrary to the purpose of acquisition, failure to apply within the period, or failure to carry out the project within the period may lead to a liquidation process.
2.7. The risk of liquidation for acquisition contrary to the law
A liquidation mechanism is provided for real estate acquired in breach of Article 35 of the Title Deed Law, found to have been used contrary to the purpose of acquisition, for which the project obligation has not been complied with, or which was acquired by inheritance but falls outside the statutory limits. For this reason, suitability for acquisition matters not only at the moment of registration but also in terms of the later use of the property.
2.8. A foreign company and a foreign natural person are not subject to the same regime
The main framework of this article is for foreign natural persons. The acquisition of real estate by companies established abroad and by foreign-capital companies established in Türkiye is not subject to the same regime. For foreign-capital Turkish companies, Article 36 of the Title Deed Law and the relevant special regulations must be examined separately.
3. What Types of Real Estate Can a Foreign Buyer Purchase?
3.1. Condominium apartments and business premises
An independent unit for which condominium ownership has been established is one of the types of real estate in which the legal situation is easier for the buyer to determine. However, the existence of condominium ownership is not sufficient on its own; the actual condition of the independent unit, its approved project, whether there has been any interference with common areas, and its encumbrances must be examined.
3.2. Property with condominium easement and property under construction
A condominium easement does not mean a completed and problem-free building. The construction permit, the stage of construction, the validity period of the building permit, the conformity between the project and the actual situation, the contractor's rights, the land share, the delivery conditions and the contractual safeguards must be investigated separately.
The property valuation regulations updated as of 2026 also provide for the permit, the construction stage and completion risks to be addressed in detail in the valuation of incomplete buildings.
3.3. Villa
Whether the villa is in fact an independent unit, a land share or a detached parcel in the title deed, and the legal status of the garden, pool, car park and appurtenances within the title deed/project, must be checked separately. The usable area in the marketing brochure may not be the same as the area in the title deed and the architectural project.
3.4. Land and fields
In buying land or a field, the zoning status, building rights, agricultural use restrictions, road and infrastructure situation, coastal/forest/protected-site characteristics, the risk of expropriation or zoning implementation, and the two-year project obligation specific to foreigners must be examined.
3.5. Shared real estate
A foreign natural person's acquisition of a share in real estate held in co-ownership generally requires a separate legal review. The share ratio, actual use, the co-owners, management, the risk of dissolution of co-ownership and the statutory right of pre-emption under the Turkish Civil Code must in particular be assessed.
That acquisition of a share is possible does not mean that the share in question is automatically suitable for Turkish citizenship by investment. A citizenship application is subject to entirely separate rules.
3.6. Tenanted real estate
Transfer of the title deed does not by itself end the existing lease relationship. If the real estate to be purchased is tenanted, the lease agreement, deposit, rent, payment history, eviction undertaking, any pending lawsuit/enforcement file and the new owner's intended use must be assessed before the sale.
4. The Legal Review to Be Carried Out Before Paying Any Money
For a foreign buyer, the most important stage is not the day of the title deed but the review stage before payment is made. A title deed, zoning or authority problem that emerges after the whole or a significant part of the purchase price has been paid can be much harder to resolve.
4.1. Whether the seller is really the owner
The person shown as the owner in the land registry records and the seller must be the same person. If the sale is by representation, the scope and validity of the power of attorney and whether it has been revoked must be checked. If the seller is a company, the powers of representation and binding signature must be examined separately.
4.2. Title deed record and encumbrance review
Before the sale, a current title deed record and the encumbrances should be checked. The following records are especially important:
- Mortgage,
- Attachment and precautionary attachment,
- Interim injunction,
- Usufruct, superficies and other easements,
- Family residence annotation,
- Sale/transfer restrictions,
- Expropriation or public-law declarations,
- Risky building and urban transformation records,
- Management plan and appurtenance records,
- Earlier promise-to-sell or personal right annotations.
Oral statements such as "I will pay off my debt before the title deed" or "the mortgage will be removed immediately" are no substitute for a secure transaction plan. At what moment and by what method an encumbrance will be removed should be tied to the payment plan.
4.3. Is the independent unit in the title deed the same as the one actually shown?
Especially in housing complexes, buildings converted from hotels, basement/attic floors and multi-block projects, it should be confirmed whether the independent unit shown to the buyer is the same as that in the title deed and the approved architectural project.
The current valuation circular No. 2024/2 also provides for checks that go as far as not making a valuation where the location of the independent unit does not match the architectural project or numbering. This is a critical warning not only for valuation but also for ownership security.
4.4. Zoning status and building permit
From the records of the municipality and the relevant authority, the following should be examined for the property:
- Its function in the zoning plan,
- The building permit,
- The architectural project attached to the permit,
- The occupancy permit,
- Renovation permits,
- Stop-work or demolition decisions,
- Works contrary to the project,
- Unauthorised enclosure, terraces, balconies, roofs or additional areas
4.5. The distinction between condominium ownership and condominium easement
A condominium ownership title deed is an important element showing that the building has been completed and divided into independent units. A condominium easement, on the other hand, may indicate a different stage of the construction or building process. If property with a condominium easement is to be bought, the completion, occupancy, permit and project risks must be analysed separately.
4.6. Checking square metres and usable area
The "net/gross square metres" concepts used in advertisements and sales presentations are not always the same as the title deed and project data. The current valuation rules distinguish the legal gross usable area from the existing gross usable area. That unauthorised areas or areas contrary to the project are physically in use does not mean that those areas are legally unproblematic.
4.7. Family residence and spousal consent
If the seller is married and the real estate is a family residence, a problem of spousal consent may arise under Article 194 of the Turkish Civil Code. The absence of an annotation in the title deed does not completely remove the risk in every specific case. This should be assessed before the transaction, particularly in home sales.
4.8. Dues, common expenses and building management
Obtaining information from the complex or apartment management about existing dues and common expense debts, pending major repair expenses and the management plan prevents the buyer from facing unexpected costs later.
4.9. Earthquake, risky buildings and urban transformation
Having a DASK policy does not mean that the earthquake safety of the building has been technically confirmed. The age of the building, its permit, any risky building determination, urban transformation decisions and technical reports must be assessed separately.
4.10. Use by a tenant, occupant or third party
If "vacant delivery" has been promised to the buyer, this should be expressly regulated in the contract. The presence in the real estate of a tenant, former owner, family member or other third party may create a risk to actual delivery.
5. How Should a Deposit, Reservation and Preliminary Contract Be Structured?
5.1. A high deposit should not be paid before the title deed and legal review is completed
It is not right to pay a significant deposit before the real estate's suitability for acquisition, the seller's authority and the basic encumbrances have been checked. Particularly in projects aimed at foreign buyers, pressure such as "the price will change if you do not pay today" may cause legal checks to be skipped.
5.2. Basic provisions that should be in the preliminary contract
If a payment is to be made, at least the following matters should be set out in writing:
- The full title deed details of the real estate,
- The seller's identity and authority to sell,
- The total sale price and payment schedule,
- How the foreign currency/TL calculation will be made,
- By what date the encumbrances will be removed,
- Refund conditions if the sale does not take place,
- The legal nature of the deposit,
- Withdrawal and penalty clause provisions,
- Delivery date and vacant/unoccupied delivery,
- Allocation of taxes, fees and other expenses,
- If there is a citizenship or residence purpose, its legal nature in the contract,
- The governing law and jurisdiction in case of a dispute.
5.3. A "reservation form" is not a transfer of title
A reservation form, booking form, deposit document or ordinary written sale text signed by a real estate company or project company does not transfer ownership to the buyer. The official form required by law and registration are necessary for the transfer of ownership of real estate.
5.4. A promise to sell real estate and a contract of sale of real estate are not the same
Promise to sell real estate
A promise-to-sell agreement for real estate drawn up at a notary creates an obligation to carry out the sale in the future. As a rule, it does not by itself transfer ownership. If the conditions are met, having an annotation entered in the title deed may strengthen the buyer's protection against third parties.
Contract of sale of real estate at a notary
Under Article 61/A of the Notary Law, notaries also have the authority to draw up real estate sale contracts. The notary carries out the transaction by examining the title deed records and any obstacles to the sale through the system; the registration process is completed after the sale contract is recorded in the system.
For this reason, the statement found in older legal explanations that "a real estate sale can be made only at the land registry directorate" is no longer current. Nevertheless, in transactions involving foreign buyers, the checks on nationality, valuation, foreign currency and other foreign acquisition requirements must still be fully carried out.
6. The Real Estate Valuation Report for a Foreign Buyer in 2026
6.1. Why is a valuation report required?
In acquisition transactions where a foreign natural person is the buyer and which fall within the relevant circulars, the value of the real estate must be determined by an independent valuation company. Valuation is a security and market determination mechanism applied not only for citizenship procedures but also in certain title deed transactions of foreigners.
6.2. The important change dated 29 September 2026
Circular No. 2024/2 of TKGM dated 01.03.2024 was updated by an Authority Approval dated 28.09.2026, and the update was announced on 29.09.2026.
According to the current text, the relevant reports, including the valuation reports to be used in determinations relating to the implementation of Turkish citizenship, may be issued through valuation companies that meet the conditions, are licensed by the Capital Markets Board, have active TDUB membership and are included in the TADEBİS system.
6.3. How is a report application made?
According to the current Circular No. 2024/2, for real estate belonging to natural persons, the valuation report application is, as a rule, made by the owner of the real estate through Web Tapu. By selecting the purpose of the request in the system, an appointment is made to a suitable valuation company, and the report is prepared electronically and sent to TAKBİS.
6.4. How many months is a valuation report now valid?
According to the current Circular No. 2024/2 of 2026, the period of use of valuation reports to be used in title deed transactions is 12 months.
This point is important; the information frequently seen in older publications that "a valuation report is valid for 3 months" does not reflect the current title deed valuation regulation.
However, if after the report date a significant change occurs that affects the legal or physical value of the real estate, such as a change of type, an easement, zoning implementation or a military prohibited zone record, a new report may be required even if the period has not expired.
6.5. Does a valuation report replace a legal review?
No. The valuation expert examines the value of the real estate and certain legal/physical characteristics within the scope of the report; however, the review of all of the buyer's contractual and legal risks by a lawyer is a different process.
For example, the seller's other debts, the provisions of the sale contract, the return of a deposit, a company's authority of representation, dispute history or special undertakings given to the buyer may fall outside the scope of the valuation report.
7. The Foreign Currency Purchase Certificate and Payment of the Sale Price through a Bank
7.1. Is a foreign currency purchase certificate mandatory?
For the acquisition of real estate by purchase by foreign natural persons, submitting a foreign currency purchase certificate has been mandatory since 24 January 2022.
In practice, the foreign buyer's foreign currency is sold through a bank to the Central Bank of the Republic of Türkiye; the bank issues a foreign currency purchase certificate in return for this transaction, and the title deed transaction is carried out taking this certificate into account.
7.2. What does the foreign currency purchase certificate show?
The foreign currency purchase certificate contains the foreign currency that was exchanged and its Turkish lira equivalent. The process relating to the price to be written in the official deed and the fee in the title deed transaction is linked to this certificate.
7.3. Why should payment be made through a bank?
For foreign buyers, payment through a bank is important not only for practicality but also for security of proof. If possible, the bank receipt should state:
- The seller and the buyer,
- The province/district/neighbourhood, block-parcel or independent unit details of the real estate,
- For which contract or sale transaction the payment was made,
- Whether it is an instalment/deposit/final price
7.4. Why is cash payment risky?
With cash payment, problems of proof may arise regarding the amount of the price, to whom it was given, for which real estate it was given and whether an obligation to refund has arisen. In addition, the bank trail is critically important for the foreign currency purchase certificate and a possible citizenship application.
7.5. Additional payment documents for a purchase made for citizenship
If the real estate is bought for the purpose of Turkish citizenship by investment, the foreign currency purchase certificate alone may not be sufficient; bank receipts showing the transfer of the price from the buyer to the seller and the other documents of conformity under the citizenship legislation are additionally sought.
8. Documents the Foreign Buyer Must Prepare for the Title Deed Transaction
Although additional documents may be requested depending on the nature of the transaction and the buyer's nationality, the main documents are as follows:
8.1. Identity or passport
A valid passport or national identity document showing the foreign national's nationality is presented. If nationality is not clearly shown in the document, an official nationality document may also be required. No transaction is carried out with an expired passport or identity document.
8.2. Foreign identity number / transaction number
If available, the foreign identity number is used. In the current title deed system, where necessary, the identification required for the foreign identity number/transaction can be provided within the scope of the title deed application.
8.3. Valuation report
A valuation report complying with the current TKGM regulations according to the scope of the transaction must be entered in the system.
8.4. Foreign currency purchase certificate
In the acquisition of real estate by purchase by a foreign natural person, the foreign currency purchase certificate is submitted.
8.5. DASK
For buildings subject to compulsory earthquake insurance, such as homes and business premises, a valid DASK policy is required.
8.6. Identity declaration form and photograph
Within the current requirements of the title deed transaction system, an identity declaration form and photograph may be requested.
8.7. Sworn interpreter
If one of the parties does not know Turkish, an authorised interpreter must be present at the title deed/notary transaction. The interpreter should not merely translate words; the legal consequences of the official deed or contract should be conveyed so that the party can understand them.
8.8. Power of attorney
If the transaction is to be carried out through an attorney-in-fact, the power of attorney must contain sufficient scope in respect of acquiring real estate, the sale price, title deed registration and other necessary special powers.
A power of attorney issued abroad
The usability in Türkiye of a power of attorney issued abroad is assessed according to the country where the document was issued, the apostille regime, consular authentication and translation requirements. Powers of attorney drawn up at Turkish consulates are in practice one of the most direct methods.
9. How Are the Title Deed Application and the Transfer of Ownership Carried Out?
9.1. Application
The application can be made through Web Tapu and TKGM's digital services for foreigners, or through the relevant transaction channel. The real estate valuation process and the title deed sale application are linked but are not the same transaction.
9.2. Review by the land registry directorate
The directorate checks the identity and representation documents, the foreigner's acquisition status, the restrictions on the real estate, the valuation/foreign currency documents and the other conditions of the transaction. If anything is missing, it is requested to be completed.
9.3. Payment of fees and service charges
The title deed fee and the revolving fund/service charges notified through the system are paid. Official accrual and payment channels should be used for payments.
9.4. Signing of the official contract
On the land registry directorate route, the parties or their authorised representatives sign the official deed. For a party who does not know Turkish, an interpreter takes part in the process.
9.5. Registration
Ownership of real estate is acquired by the establishment of the intention to sell in the official form and by registration in the land registry in the buyer's name. Delivery of keys, payment of money, a reservation form or only a notarised promise to sell is not by itself sufficient for ownership to pass.
9.6. Sale of real estate through a notary
Within the framework of Article 61/A of the Notary Law, a real estate sale contract may also be drawn up by a notary. The notary carries out the process by checking the right holder and any records that obstruct the sale through the TAKBİS-linked system. For foreign buyers, completing the special conditions relating to the acquisition of real estate is still mandatory.
10. Title Deed Fee, Taxes and Other Costs
10.1. Title deed fee
Under the tariff attached to the Fees Law No. 492, in a sale, a title deed fee of two percent for the seller and two percent for the buyer (20 per thousand each) is calculated on the real estate tax value, not less than the declared transfer and acquisition price. As a general rule, this means a total burden of 4 percent.
The parties may agree between themselves on a different economic allocation; however, the statutory liability and declaration responsibility towards the tax administration must be assessed separately.
10.2. Why is it dangerous to show the sale price as lower?
Showing the real sale price as lower in the title deed may create tax and fee risk. Moreover, serious inconsistencies may arise if the foreign buyer later sells the real estate, has to prove the source of payment, or carries out a residence/citizenship procedure.
10.3. Revolving fund and service charges
In title deed transactions, TKGM revolving fund/service charges may arise in addition to the statutory title deed fee. In a sale of real estate made through a notary, notary fees and system/service charges are also applied separately according to the relevant legislation.
10.4. The VAT exemption is not valid for every foreign buyer
For foreign natural persons not settled in Türkiye, an exemption under Article 13/i of the VAT Law may be applied to the first delivery of a home or business premises, provided the other conditions in the law are also met.
However, the exemption is not automatic. In particular, the following are required:
- That the delivery is a first delivery within the meaning of the law,
- That the buyer has the status of a foreigner within the scope of the exemption,
- That the price is brought to Türkiye in foreign currency,
- That the relevant communiqué and substantiation conditions are fulfilled.
If a home or business premises acquired under the exemption is disposed of within three years, the VAT not collected in time may have to be paid with interest. For this reason, the generalisation that "foreigners do not pay VAT" is wrong.
10.5. Annual property tax
The owner of the real estate must take into account the annual property tax liability, apart from statutory exemptions. Being a foreigner does not by itself give a general exemption from property tax.
10.6. Rental income
If the real estate is let, the Income Tax Law and, where applicable, double taxation treaties must be considered in respect of the rental income earned in Türkiye. Whether the foreigner is a limited or full taxpayer in Türkiye may change the result.
10.7. Sale within five years and capital gains
If a natural person sells within five years from the date of acquisition real estate acquired for consideration, the gain arising may, if the conditions are met, be subject to income tax as a capital gain. According to the Revenue Administration (GİB) statements for 2026, the 2026 capital gains exemption is TL 150,000.
Different rules apply to acquisitions without consideration, such as inheritance or gift, and to other special cases. Moreover, frequent and continuous purchases and sales of real estate may turn into commercial income.
11. Does Buying a Home Give a Foreigner a Residence Permit?
11.1. A title deed is not an automatic residence permit
No. Registration of the real estate in the buyer's name does not by itself create the foreigner's residence permit. A foreign real estate owner may apply separately for a short-term residence permit if the conditions are met.
11.2. The USD 200,000 requirement for residence based on real estate as of 2026
In the Presidency of Migration Management's current short-term residence application form, for foreigners who own real estate in Türkiye, there is a requirement that the home be worth at least the Turkish lira equivalent of USD 200,000 as of the date of acquisition.
In addition:
- The real estate must be a home,
- It must be owned by the foreign applicant,
- The home must be used by the foreigner for residential purposes.
In other words, a foreigner may legally buy a home of lower value; however, that real estate may not be sufficient for the short-term residence permit based on "owning real estate" under current practice.
11.3. The authorities for a residence permit and a title deed transaction are different
Acquisition of real estate is carried out through TKGM and the title deed system; a residence permit is carried out through the Presidency of Migration Management and the provincial migration management. The completion of one transaction does not guarantee a favourable decision by the other authority.
12. Does Buying a Home Give Turkish Citizenship?
12.1. Not every real estate purchase gives rise to a right to citizenship
No. A foreigner's owning a home in Türkiye and an application for exceptional Turkish citizenship by investment are different from each other.
12.2. Real estate investment of USD 400,000
As of 2026, under the Regulation on the Implementation of the Turkish Citizenship Law, a foreigner who buys real estate of the required nature for at least USD 400,000 or the equivalent in foreign currency and has a three-year non-sale annotation placed on the title deed may, provided the other conditions are also met, apply for exceptional citizenship.
12.3. The nature of the real estate matters
Under the regulations after 12.12.2023, the real estate bought in a citizenship investment must be land with condominium ownership or condominium easement established or with a building on it. For this reason, the approach that "any vacant land is suitable for citizenship as long as it is USD 400,000" is not correct.
12.4. Shared real estate is risky for citizenship
The TKGM citizenship guide explains that acquisition of a property by more than one foreigner so as to form co-ownership cannot be made the subject of a citizenship application. If there is a citizenship purpose, the share structure of the real estate should be checked separately before the purchase.
12.5. Valuation, sale price and bank transfer must be satisfied together
In citizenship procedures, it is not enough for USD 400,000 merely to be written in the title deed. The price in the official deed, the valuation result and the bank payment/transfer records are examined together according to the conditions in the relevant guide.
12.6. A citizenship application is not a guarantee of outcome
Meeting the investment condition gives rise to the possibility of applying; the acquisition of Turkish citizenship is subject to the review and decision of the relevant authority. Buying real estate does not by itself mean a citizenship decision.
13. The Risks Foreign Buyers Most Often Encounter
13.1. The seller not being the title deed owner
An estate agent, project sales representative, relative or attorney-in-fact is not always authorised to receive the sale price or transfer the real estate. No payment should be made without examining the documents of authority.
13.2. A "citizenship guaranteed" sales pitch
Citizenship is not granted by a sales company or a real estate firm. The real estate's conformity with the current citizenship legislation and the applicant's other conditions are assessed separately.
13.3. The title deed property differing from the property actually shown
Showing the buyer a sea-view or large independent unit while transferring a different unit in the title deed creates a serious risk, especially in complex projects. The independent unit number, block, floor, project and on-site showing must be checked together.
13.4. Including an unauthorised area in the sale value
Presenting an enclosed balcony, terrace, attic room, basement or garden use as belonging to the real estate in marketing does not mean that the area is legally included in the independent unit.
13.5. A promise that a mortgage or attachment will be removed "later"
The removal of the encumbrance should be ensured before the transaction or through a secure mechanism at the same time. Waiting for the seller to pay off the debt after the sale may expose the buyer to serious risk.
13.6. The deposit not being refunded
Before a deposit is paid, it should be clearly written in what circumstances the sale will be deemed to have taken place and how the money will be refunded if the foreign buyer's nationality turns out to be unsuitable, or if the valuation result, the credit/payment or official permit conditions are not met.
13.7. Payment by hand or to a third party's account
Payment of the sale price to a person or company other than the seller, without explanation or in cash, may create problems later in terms of proof and citizenship.
13.8. Declaring a low title deed price
An inconsistency between the real price and the title deed, foreign currency purchase certificate, valuation and bank transfer increases the risk of tax, citizenship and private-law disputes.
13.9. Relying only on the estate agent's checks
The commercial role of the real estate consultant and an independent legal review are not the same. The economic intermediation of the sale and the legal analysis of title deed, contract and dispute risks should be kept apart.
13.10. Investigating residence or citizenship conditions after the sale
If the real estate is being bought for residence or citizenship purposes, the relevant conditions must be checked before the purchase. Finding out after the title deed has been obtained that the real estate is unsuitable can turn into a problem that is expensive to reverse.
14. The Recommended 12-Step Transaction Sequence for a Secure Purchase
14.1. Verify the buyer's nationality and suitability for acquisition
Before a deposit is given, check the current acquisition position for the buyer's nationality.
14.2. Obtain the current title deed record of the real estate
The owner, independent unit, land share, nature and encumbrances must be established.
14.3. Complete the zoning and project review
The permit, occupancy permit, architectural project, actual use and municipality records should be compared.
14.4. Confirm the seller's powers of representation and disposition
If there is a power of attorney or company authority, the scope and validity must be checked.
14.5. Investigate the tenant and actual use situation
The conditions of vacant delivery or purchase with a tenant should be put in writing.
14.6. Make the written preliminary contract secure
The deposit, refund, penalty clause, clearing of encumbrances and transfer date should be regulated.
14.7. Obtain the valuation report under the current procedure
The current TKGM Circular 2024/2 of 2026 and the report process appropriate to the type of transaction should be followed.
14.8. Have the foreign currency purchase certificate issued in the correct amount
The bank and the title deed transaction should be planned in line with each other.
14.9. Pay the sale price through a traceable bank channel
The receipt description should be written so that it can be linked to the real estate and the contract.
14.10. Carry out the official sale transaction at the land registry or notary
The official contract is signed after the foreign acquisition checks have been completed.
14.11. Check the registration and the title deed record again
After the transaction is completed, it should be verified that the buyer has been registered as owner and that there are no unexpected annotations.
14.12. Follow the post-sale obligations
Obligations such as DASK, property tax, building management, subscriptions, residence/citizenship applications and, if any, the three-year non-sale annotation should be followed separately.
15. Contractual Protection Provisions for the Foreign Buyer
15.1. Undertaking to transfer free of encumbrances
The seller should expressly undertake from which encumbrances the real estate will be transferred free. Any mortgage or easement to be accepted should be written separately.
15.2. Inability to carry out the transaction because of nationality or an administrative restriction
It should be regulated when and how the price paid will be refunded where acquisition cannot be made without the foreign buyer's own fault.
15.3. The valuation report not coming out suitable for the expected purpose
If the transaction is tied to a citizenship or specific financing purpose, the effect of the valuation result on the contract should be expressly determined.
15.4. Citizenship/residence purpose
The seller or intermediary should not be presented as a party that "guarantees" citizenship or a residence permit. In the contract, measurable obligations may be established that the real estate conditions relating to the buyer's purpose will be met; however, the final decision of the administrative authority is not within the seller's control.
15.5. Defects and non-conformity with the project
The permit/project status of the real estate, the declared usable areas and known defects should be regulated in the contract. Particularly in new projects, the delivery standard and common areas should be defined with technical annexes.
16. Frequently Asked Questions
Can a foreign person buy a home in Türkiye?
Yes. Citizens of the countries determined by the President may buy real estate in Türkiye, provided they comply with Article 35 of the Title Deed Law and the other statutory limitations.
Is a residence permit in Türkiye required for a foreigner to buy a home?
No. A residence permit is not, in general, a precondition for buying real estate.
Is there a reciprocity requirement for foreigners buying real estate?
The old reciprocity system was abolished after the 2012 amendment. The current system operates on the basis of the country list and statutory/administrative limitations.
How much land can a foreigner buy at most?
As a rule, there is a nationwide total limit of 30 hectares per person. In addition, a limit applies on the total foreign acquisitions relating to 10 percent of the area subject to private ownership in the relevant district.
How many months is a valuation report valid for a foreign buyer?
As of 29 September 2026, under the current TKGM Circular No. 2024/2, the period of use of valuation reports to be used in title deed transactions is 12 months. If there are significant legal changes that affect the value of the real estate, a new report may be required even before the period expires.
Who can prepare the valuation report?
Under the current Circular No. 2024/2, the report is issued through valuation companies that meet the conditions, are licensed by the Capital Markets Board (SPK), have active TDUB membership and are included in TADEBİS.
Is a foreign currency purchase certificate mandatory?
In the acquisition of real estate by purchase by a foreign natural person, the foreign currency purchase certificate has been mandatory since 24 January 2022.
Can the title deed price be paid in cash?
Although every specific case differs as to the validity of ownership, cash payment in a foreign purchase creates serious proof and legislative risk. The price must be paid through a bank and with an explanation; in citizenship procedures the bank transfer documents are additionally important.
Can a foreign buyer who does not know Turkish obtain a title deed?
Yes. However, an authorised interpreter must be present at the official transaction.
Can a home be bought through a power of attorney?
Yes. An authorised representative can act with a power of attorney that contains sufficient special powers for the acquisition of real estate and is valid in Türkiye.
Can a home be bought through a notary?
Yes. Under Article 61/A of the Notary Law, notaries can draw up real estate sale contracts. This is different from a notarised promise to sell; the sale transaction leads to registration in a way linked to the title deed system.
Does one become the owner of the home when a promise to sell is signed at a notary?
No. A promise to sell creates an obligation to transfer in the future; it does not by itself transfer ownership. Ownership of real estate is acquired by an official sale and registration in the land registry.
Does buying a home automatically give a residence permit?
No. A foreign real estate owner must apply separately for a short-term residence permit. Under current Presidency of Migration Management practice, the ground of owning real estate requires that the home be worth at least the Turkish lira equivalent of USD 200,000 as of the date of acquisition and be used for residential purposes.
Can a foreigner who buys a home under USD 200,000 obtain a title deed?
Acquisition of real estate and a residence permit are different. If nationality and the other acquisition conditions are suitable, real estate may also be bought for under USD 200,000; however, that real estate may not be sufficient for the current "real estate owner" ground for a residence permit.
Does buying a home automatically give Turkish citizenship?
No. There are separate conditions for citizenship by investment. Under the current regulation, conditions such as acquiring suitable real estate of at least USD 400,000 or the equivalent in foreign currency and a three-year non-sale annotation are required.
Is every USD 400,000 property suitable for citizenship?
No. The nature of the real estate, the seller-buyer relationship, title deed records, valuation, payment and the other conditions of the citizenship guide must be separately satisfied.
Can shared real estate be used for citizenship?
Under the citizenship legislation, co-owned acquisition is subject to special limitations. The current TKGM guide explains that acquisition of a property by more than one foreigner so as to form co-ownership cannot be made the subject of a citizenship application.
Do foreign buyers not pay VAT?
There is no such general exemption. If the conditions in Article 13/i of the VAT Law are met, an exemption may be applied to certain first deliveries of a home/business premises to a foreigner not settled in Türkiye.
How much is the title deed fee?
Under the general rule, in sale transactions a title deed fee of 20 per thousand for the buyer and 20 per thousand for the seller applies. Exceptions or special cases are assessed separately.
If a home that has been bought is sold before five years, is tax payable?
If real estate acquired for consideration is sold within five years, capital gains tax may arise if the conditions are met. The capital gains exemption for 2026 is TL 150,000.
17. Conclusion: What Matters in a Secure Real Estate Purchase by a Foreigner Is the Check Before the Day of the Title Deed
A foreign person's purchase of real estate in Türkiye is a feasible and systematic transaction when properly planned. However, in a foreign purchase, the nationality check, real estate restrictions, title deed and zoning review, valuation, foreign currency purchase certificate, bank payment flow and official registration cannot be seen as independent of one another.
Particularly in high-value transactions, rather than paying on the basis of only the sale advertisement, the estate company's presentation or the valuation report, it is important for buyers to have the legal status of the real estate, the contract provisions and payment security reviewed before the transfer of money.
If a residence permit or Turkish citizenship by investment is the aim, the review should be carried out at an even earlier stage. This is because the fact that a property can be bought by a foreigner does not mean that the property is suitable in terms of residence or citizenship.
18. Main Legislation and Official Sources
This article was updated as of 25 October 2026, taking into account the following main legislation and official practice sources:
- Title Deed Law No. 2644, Art. 35 and 36.
- Law No. 6302 on Amendments to the Title Deed Law and the Cadastre Law.
- TKGM, transaction guides on the acquisition of real estate by foreigners.
- TKGM, Foreign Currency Purchase Certificate in Acquisitions by Foreign Natural Persons, Circular No. 2022/1 and the announcement dated 26.01.2022.
- TKGM, Procedures and Principles on Valuation Reports to Be Used in Foreigners' Acquisitions of Real Estate and in Certain Transactions, Circular No. 2024/2; current text with the Authority Approval dated 28.09.2026.
- Notary Law No. 1512, Art. 61/A and the Regulation on the Procedures and Principles to Be Applied to Real Estate Sale Contracts Drawn Up by Notaries.
- Fees Law No. 492 and tariff (4).
- Value Added Tax Law No. 3065, Art. 13/i and the VAT General Implementation Communiqué.
- Income Tax Law No. 193 and the GİB's 2026 guide on capital gains from real estate.
- Law No. 6458 on Foreigners and International Protection and the Presidency of Migration Management's current e-İkamet application documents.
- Turkish Citizenship Law No. 5901 and the Regulation on the Implementation of the Turkish Citizenship Law.
- TKGM, Guide on the Regulation on the Implementation of the Turkish Citizenship Law.
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